I am only a couple days away from an exchange on a house in Small Heath and my mum and dad have sent the 10% deposit to my lawyer. I am now informed that as the deposit has not arrived from me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?

Your lawyer is obliged to check with lender to make sure that they know that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.

What is the best way to find out if the solicitor handling my conveyancing in Small Heath is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £192.00 in supplemental legal fees.

Please do make the most of the find a lender approved solicitor tool on this web page. Please choose the lender and type ‘Small Heath’ or your location and you will discover a number of lawyer based in Small Heath or by proximity to you.

There are a variety of conveyancing solicitors in Small Heath but how do I know who's good?

We would encourage you not to go for the cheapest Small Heath conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

Can I be sure that the Small Heath conveyancing solicitor on the Coventry BS panel is any good?

When it comes to conveyancing in Small Heath seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.

I am buying a property in Small Heath. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Leeds Building Society your lawyer must comply with the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to Leeds Building Society where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Small Heath.

I need to appoint a conveyancing solicitor for residential conveyancing in Small Heath. I have land on a site which looks to be the ideal answer If there is a chance to get all the legals completed via phone that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

When it comes to leasehold conveyancing in Small Heath what are the most frequent lease defects?

Leasehold conveyancing in Small Heath is not unique. Most leases are individual and drafting errors can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain elements of the premises Insurance obligations

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Bank of Scotland, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to withdraw.

Small Heath Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Who are the managing agents? Does the lease include onerous restrictions? On the whole the cost for major works tend not to be incorporated into the maintenance charges, although there some managing agents in Small Heath ask tenants to pay into a sinking fund and this is used to offset against major works.